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Year 5 disposal
BMV -13%
⊞ View all 20
60/ 100
Solid
10.05% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 10.05% return before costs — above-market
- Priced below market -13% vs 12 nearby sold (last 12 mo) — instant equity
- Stress Rent-covers-mortgage check PASS at 6.5% rate stress — lender-friendly
- EPC C — MEES compliant
Why to be cautious
- Service charge unknown — could swing £100-300/mo
- Monthly profit −£148/mo — mildly negative — equity build may cover
- -5.2% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£148/mo
You top up £148/mo
Price vs market
Below market value
-13% vs 12 sold · interior unseen
Return · IRR
-5.2%/yr
Loses money over 5 years
Cash left in
£28K
Stays in after refinancing at value
Price £85KCash to buy £37KReturn before costs on price 10.05%5-yr return on cash -17%Rent est. £712 (£633–£801)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £633–£801/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£148
after mortgage, operating costs & tax
Rent in£712/mo gross
£685/mo collected · £27/mo lost to voids
Where it goes
£345Mortgage£487Costs
Outgoings exceed rent — you top up £148/mo
Mortgage£345
Costs£487
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£148
Returns
Return before costs on price10.05%
Cash return on cash-4.80%
Gross margin£198
Cash needed£36,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £8,544 | £5,842 | £4,144 | £0 | £0 | -£1,442 | -£1,442 |
| Year 2 | £8,800 | £6,017 | £4,144 | £0 | £0 | -£1,361 | -£2,803 |
| Year 3 | £9,064 | £6,198 | £4,144 | £0 | £0 | -£1,277 | -£4,080 |
| Year 4 | £9,336 | £6,384 | £4,144 | £0 | £0 | -£1,191 | -£5,271 |
| Year 5 | £9,616 | £6,575 | £4,144 | £0 | £0 | -£1,103 | -£6,374 |
Disposal gain (gross)-£6,879
CGT£0
Net Disposal proceeds£91,501
What we verified
What we verified
33053 ok · 3 caution · 0 fail · 5 unknown
Legal & planning
Leaseholdleasehold
Tenure & planningleasehold
Legal & planning
2 checks- TenureLeasehold
- Lease lengthUnknown
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortS66 3XH · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
Sheffield Hallam · 14.1 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
1-bed · 1-bath · 630 sqft
£19k–£37k
£ per sqft
building cost only
£29–£58
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,410–£8,190
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,930–£13,230
Guide rates · UK May 2026 · sqft auto-estimated from beds
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£115/mo · £23/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 10.05% | -£148 | £36,905 | -17.3% | Low | Feasible |
| Housing-benefit rent | 6.06% | -£404 | £36,905 | -60.6% | Med | Feasible |
| ⭐ Council lease | 10.05% | -£115 | £36,905 | -16.4% | Low | Feasible |
| Refurb & refinance | 10.05% | -£139 | £44,007 | -13.2% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £101,232 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £429/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £429
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£517/mo cash flow vs Rent it out if converted to Rent by the room
33.88% Return before costs on price converted vs 10.05% as-is
As-is Rent it out
Monthly profit+£35
Return before costs on price10.05%
Cash needed£33,148
If converted to Rent by the room
Monthly profit+£551
Return before costs on price33.88%
Cash needed£49,148
Δ vs Rent it out Monthly profit+£517
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miWide · CV 21.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment2 schools nearby
Nearby schoolsOfsted-rated, nearest first2 of 5
- Not ratedBramley Sunnyside Infant SchoolPrimary · Community school · S66 3QW
- Not ratedBramley Sunnyside Junior SchoolPrimary · Academy converter · S66 3QW
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£8,544
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£1,770
Exit costs
Projected sale price (5y · 2%/yr growth)£93,847
Capital gain (pre-CGT)£8,847
Sale costs (~2.5%)£2,346
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£6,374
Rates as of Oct 2024
Acquisition costs
£36,905cash neededPurchase price£85,000
Deposit (25%)£21,250
Stamp duty+5% additional-property surcharge£4,250
Refurb£7,130
Legal + survey£2,000
Mortgage fees£2,275
Total cash neededdeposit + costs (loan covers the rest)£36,905
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Well-Maintained Second-Floor One-Bedroom Apartment | Open-Plan Living | Allocated Parking | Modern Development
A well-maintained second-floor one-bedroom apartment situated within this popular modern development, offering stylish and practical accommodation ideal for first-time buyers, couples or investors.
The property features a bright and spacious open-plan kitchen and living area, creating a sociable and versatile space for both relaxing and entertaining.
The developme…
Floor plans
Listing metazoopla · Purplebricks
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£148
Cash needed
£37K
Return after costs
-4.80%
IRR
-5.18%
Acorn Way, Rotherham S66
flat · 1 bed · 1 bath
£85,000
est £712 · 10.05% gross
EPC C
Priced below market
1 / 20
60/100
Solid
10.05% — verify the rent + comps locally.
Priced below market -13% vs 12 nearby sold (last 12 mo)
Stress Rent-covers-mortgage check PASS at 6.5% rate stress
10.05% Return before costs — above-market
Price
£85K
13% below sold comps
Return before costs
10.05%
est rent £712/monot enough comparablesRange £633–£801/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £633–£801/mo · n=15
Financing
DepositYour cash in — the rest is the mortgage25% · £21,250
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£5,348–£9,982 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £63,750 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£148
after mortgage, operating costs & tax
Rent in£712/mo gross
£685/mo collected · £27/mo lost to voids
Where it goes
£345Mortgage£487Costs
Outgoings exceed rent — you top up £148/mo
Mortgage£345
Costs£487
Management£71
Maintenance£67
Insurance£20
CapEx reserve£36
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Selective licensing£9
Tax—
Shortfall−£148
Returns
Return before costs on price10.05%
Cash return on cash-4.80%
Gross margin£198
Cash needed£36,905
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.98
Rent-covers-mortgage check PASS · stress 6.5% (target 1.45)
Housing-benefit (LHA) scheme detailBRMA Rotherham · cap £429/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Rotherham
- LHA monthly cap:
- £429
- Scheme type:
- none
- Premium:
- +1000% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £8,544 | £5,842 | £4,144 | £0 | £0 | -£1,442 | -£1,442 |
| Year 2 | £8,800 | £6,017 | £4,144 | £0 | £0 | -£1,361 | -£2,803 |
| Year 3 | £9,064 | £6,198 | £4,144 | £0 | £0 | -£1,277 | -£4,080 |
| Year 4 | £9,336 | £6,384 | £4,144 | £0 | £0 | -£1,191 | -£5,271 |
| Year 5 | £9,616 | £6,575 | £4,144 | £0 | £0 | -£1,103 | -£6,374 |
Rent by the room upside
What we verified
3306
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeleasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 21.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£829
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,374
Acquisition costs
25% deposit£21,250
Stamp duty£4,250
Refurb£7,130
Legal + survey£2,000
Mortgage + broker£2,275
Cash needed£36,905
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyZoopla
Well-Maintained Second-Floor One-Bedroom Apartment | Open-Plan Living | Allocated Parking | Modern Development
A well-maintained second-floor one-bedroom apartment situated within this popular modern development, offering stylish and practical accommodation ideal for first-time buyers, couples or investors.
The property features a bright and spacious open-plan kitchen and living area, creating a sociable and versatile space for both relaxing and entertaining.
The developme…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice